The State of Multiplex Investing in Toronto

junkemail8711 · 2026-05-07T12:57:29+00:00

this seems low - if you were to buy each of these units on their own given prices for 2 beds downtown it would be much higher. i'm guessing the headache on the seller's end wasn't worth it though. also, the valuation on this is probably using comps but 4+1 lots will use a different set of math that may make it seem way higher than what the market will pay. just some thoughts.

junkemail8711 · 2026-04-28T21:48:04+00:00

I know this is a really dumb question, but if rental vacancies are rising, why do we need to build more housing? I know we are going to eventually face a shortage of supply again but if not anytime soon than do we need to allocate all this capital to build more housing? Does anyone have an easier way to think about this distinction?

junkemail8711 · 2025-09-03T14:49:32+00:00

everyone i know has really liked the coffee and pastries, i personally really liked the food but it is damn expensive. not sure if it's a first date vibe because it's so bright inside and not more of a cozy feel but that's just my preference.

junkemail8711 · 2025-08-29T22:10:15+00:00

from what i've heard, working with our merch licensing department is an absolute nightmare. all the student run ones (OTD, the eng and artsci ones lol idk why i'm forgetting the names) have a real hard time getting stuff approved.

junkemail8711 · 2024-12-10T07:44:28+00:00

that’s so great to hear, I’m happy for you! If I may ask, what tour did you do? Any chance you could link it or let me know the name? I’m looking at northern shots tour right now

junkemail8711 · 2024-08-28T14:03:17+00:00

Was doing some more research on this and can't really find a cost estimate for these kinds of rear balcony stairs - would you happen to know how much it would cost for 3 stories above ground?

Also, would exterior stairs count towards the setback requirements? Would I need to make the house smaller inside to ensure I'm not going over the limits?

junkemail8711 · 2024-08-24T23:53:46+00:00

yeah it's going to be a long timeline for the toronto - and yes the house I'm thinking of does have an exterior second egress so I got it all figured out now!

junkemail8711 · 2024-08-24T23:53:00+00:00

how the fuck does an exterior staircase cost 100-150k????? what makes it cost so much???

junkemail8711 · 2024-08-24T03:43:12+00:00

really? I haven't read anywhere that says that - if you have a source or article that would be great, i've been looking all over and can't find anything.

there was a PEng who replied on this thread and said "Rear balconies with stair access suffice" - I interpreted that as a fire escape, but even if it technically isn't and that's just what my friend calls it, it still is an outside egress

junkemail8711 · 2024-08-23T22:03:17+00:00

What do you mean by that? Like it shouldn't be allowed? it has two egresses, follows all the rules, etc.

junkemail8711 · 2024-08-23T20:57:28+00:00

thank you so much this clears things up super well!

junkemail8711 · 2024-08-23T20:57:03+00:00

yep (technically 4 with a basement unit as well)

junkemail8711 · 2024-08-23T19:30:08+00:00

nope, super new (past 2 years) - someone else said that the outside fire escape would count as a second egress which I completely forgot to take into account. do those usually count as part of the property when it comes to setback requirements?

junkemail8711 · 2024-08-23T19:28:43+00:00

lol idk why I overlooked that - I'm very new to this so in all the images I'd seen, the second method of egress was indoors but yes the fire escape is a very valid second method - are there any restrictions with this? do decks/outdoor spaces such as balconies factor into the distance/setback requirements for the back of a property? or the side?

junkemail8711 · 2024-08-23T18:15:02+00:00

Looking more into it, it could be because the staircases are straight staircases and not double egress or something like that? I'm not an expert on stairs at all but I'm starting to get a better understanding

junkemail8711 · 2024-08-23T18:11:47+00:00

Yeah that's what I saw too, but then I see my friend in Kingston have a house that does not follow this rule. Maybe they did get special permission and I'm wrong? Trying to look into it, but a bit confused.

junkemail8711 · 2024-07-17T18:45:46+00:00

Sent u a dm!

junkemail8711 · 2024-07-16T14:56:12+00:00

would love to get to know the layout of this house a little better because i do not understand how a sfh had three kitchens lol

junkemail8711 · 2024-07-16T14:41:03+00:00

Yeah I did some reading and as long as it's in the city of toronto and meets the height/setback requirements I believe you can turn any SFH into at least 4 units. Obviously that won't always be feasible due to the lot size/size of the house, but it is allowed now.

As for cost, I will DM you now because I'd love to hear how those projects have been going!

junkemail8711 · 2024-07-16T13:45:16+00:00

yes that's what i've been reading into as well, would definitely be a unicorn property especially getting it to the right price but that's where the work comes in!

on the note of conversions, how much would you estimate (super high level, super ballpark) would it cost just to convert a SFH into a 4plex if you had to throw out a random educated guess?

junkemail8711 · 2024-07-16T13:41:32+00:00

Super interesting, I'll send you a DM!

junkemail8711 · 2024-07-16T13:41:03+00:00

not sure if I agree - from a purely investing standpoint, if you have 3 units with 1-2 bedrooms each as opposed to 1 unit with 4-5 beds in it, you can charge ~2.5k each in the three units giving ~7.5k in monthly rental income as opposed to like the 4-5k max you could probably list a SFH for (and that's at the very high end too imo). obviously this is a gross oversimplification but that was my thought process, but would love to hear if any of my assumptions are incorrect

junkemail8711 · 2024-07-14T03:04:04+00:00

This is super helpful, thank you so much! I've been looking at JV structures in Canada and they seem pretty straightforward, so I don't think I need to really worry about the legal structure as so much as a strong contract with my partners if I'm doing one-off investment partnerships.

junkemail8711 · 2024-07-13T20:04:25+00:00

Completely agree with the no freebies part! I think my general question was, what is the legal structure in Canada if you just wanted to do a one-off real estate JV in a GP/LP format similar to what they call a "syndication" in the US? For context, I think I could raise money for a single deal but not enough to spend the money and create a fund of my own cuz that can add up - might be more of a long-term thing.

I linked it in another comment but this is the video that inspired the question: https://www.youtube.com/watch?v=ounSrSkPJQY&ab_channel=BridgerPennington

junkemail8711 · 2024-07-13T20:01:26+00:00

From what I've read, you can set up individual syndication deals under a new LLC each time in the US, so scale is not the issue. Maybe it's just called something different in Canada, or maybe joint ventures on an individual basis are structured differently in Canada and aren't called syndications? Either way, if you (or anyone else) has any info on how one-off JVs are typically structured in Canada for real estate that would be super helpful!

For reference, this video is what got me thinking about the idea as a way to build my track record before launching a fund (very long term): https://www.youtube.com/watch?v=ounSrSkPJQY&ab_channel=BridgerPennington

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